Once your home is under contract, you are now in the 10-day inspection period (unless the number of days is changed
on the purchase contract). This is the time where the buyer will do all their due diligence and inspections.
The inspector is going to point out every little thing no matter how small. After all, that’s their job. Even if you think your home is perfectly maintained, there is always something the inspector will find. Once the inspection is complete, the buyer will request the seller to repair items they feel need to be taken care of by the seller (unless they are purchasing As-Is and not asking for any repairs). This can become another negotiation and where some contracts fall apart. Most buyers and sellers are reasonable and are able to agree, but there is always that buyer who want’s every little thing repaired or the seller who doesn’t think anything needs to be fixed.
The good news is, when we are in a seller’s market like we are today, buyers are much more willing to buy As-Is without any repairs or very few compared to if we were in a buyer’s market.
There are certain items that come up on a regular basis on home inspections. These are the ones I wanted to point out so you won’t be surprised to see them on your inspection report. Or you may want to have them checked out before you have the inspection.
1. SHUT OFF VALVES
This is one of those items that is called out on pretty much every inspection unless the shut off valves have been changed within the last six months. It doesn’t necessarily mean your shut off valves are seized, but if they don’t turn easily, the inspector will mark them as ceased and needing to be replaced. The inspector won’t put any effort into turning the shut off valves because if they do, and they break, now they have a major leak on their hands. If you think they are good, you
2. LEAKING OR DRIPPING FAUCETS AND HOSE BIBS
The dripping hose bib is a pretty common item and usually a super easy fix. So is the leaking tub faucet — when you have a shower and tub combination and change the water from the tub to the shower, the diverter doesn’t completely shut off the water to the bath faucet. This is a very common issue and usually an easy fix.
3. AC UNITS
Inspectors check to see if your thermostat, furnace, air conditioner and heat pump, and ducts are in functional condition. They also check the temperature differential, which is the difference between the temperature of air going into the unit and the temperature coming out at the air vent. It should be between 18 and 22 degrees. If it is below the recommended split, it indicates that the unit is not cooling sufficiently and needs to be serviced and repaired if needed.
4. GRADING AND DRAINAGE
This is the exterior of the house and often is where it butts up against the foundation. We often see on the inspection report that the grading of the yard is sloping towards the home rather than away from it. This would cause rainwater to puddle around the home rather than drain away.
5. ROOF
I can’t tell you how many times sellers have told me that there is nothing wrong with their roof and are surprised to find they have cracked tiles. Most roofs have clay tiles, and with the excessive heat in Arizona, the tiles don’t necessarily have to be hit by anything in order for them to crack. Dead valleys often need to be cleaned and mortar caps redone. Also, flat roofs on patios and balconies often have cracks at the seams or need to be recoated. All of these are very easy and inexpensive fixes.
Some sellers don’t want the inspector climbing on the roof for fear they will crack the tiles; however, inspectors should know how to walk on them properly and it’s hard to do an inspection without going on the roof. It’s not just broken and cracked tiles they are looking for. They want to see the underlayment in different areas of the roof to see how many more years the roof has left before needing to be replaced.
If it is a concern, make sure you let the buyer’s agent know so they can make arrangements with the inspector or have a separate roofing contractor do the inspection. Even if you have your own roof inspection done, the chances are the
buyer will still ask his inspector to check the roof as well.
6. BREACHED WINDOWS
There are two main types of window faults. One is where the seal has started to sag inside the two panes of the window. While this doesn’t look very attractive, especially if the window is located in a prime position, it doesn’t necessarily mean the window seal is breached and may be purely cosmetic.
The second type of fault is the window has been breached. If the window’s seal has been broken, you will see condensation between the panes. Some inspectors may state the window is breached and needs to be replaced at
any sign of a sagging seal.
7. ITEMS THAT COULDN’T BE INSPECTED
Make sure the inspector has access to everything and is able to do the complete inspection. If they need to come back out because the electrical panel was locked or all the utilities were not turned on, the re-inspection fee will be passed on to the seller. Make sure all locks are removed and everywhere, including the access door to the attic, are accessible.
All utilities need to be turned on. If you have controls for the fans, make sure you leave them out. If you have a gas fireplace, make sure the gas is turned on and the pilot light is lit so the inspector can turn it on.
You want to make it as easy as possible for the inspector so he doesn’t have to return or call out something saying it doesn’t work just because he couldn’t turn it on.
If you would like more information on how to prepare for a home inspection prior to listing your home, please let me know. I have a detailed list of things to check that I can send you, or we can set up an appointment.
You can reach Lorraine at (602) 571-6799.